MS-690759
478 County Road 42
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Kemper County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Kemper market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
210 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $3,838 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-590947 Gravel · Power at road | 1.4 | Apr 21, 2026 | $4,500 | 3,270 | 4,779 | 6.0 mi | 85 |
| MS-880888 Landlocked · Off grid | 1.3 | Mar 31, 2026 | $2,600 | 1,941 | 4,916 | 5.8 mi | 81 |
| MS-990457 Gravel · Power at road | 1.0 | May 26, 2024 | $3,100 | 3,152 | 4,948 | 3.4 mi | 75 |
| MS-621629 Dirt · Off grid | 2.3 | Jun 5, 2026 | $4,800 | 2,094 | 4,202 | 5.3 mi | 74 |
| MS-590585 Dirt · Power at road | 1.1 | Jan 31, 2025 | $2,800 | 2,610 | 4,644 | 6.3 mi | 72 |
| MS-132078 Gravel · Full utilities | 3.1 | Mar 1, 2026 | $14,800 | 4,708 | 5,772 | 10.1 mi | 67 |
Show adjustment detail for the top comp
- Access (Gravel → Paved)+18.0%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (4 mo)+1.3%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.